Finding arv in the Pittsburgh area

[Deon Brown]

I be running comps in the area I come up with different numbers because I’m not sure what formula to use I’ve try a range from .7 to .83 just don’t understand where to go from here

[Jeremy Taggart]

@Deon Brown pinpointing ARV's in the Pittsburgh area is it's own animal. Especially in city limits. So many of the neighborhoods/boroughs are street by street. Few main reasons for that:

Terrain is very hilly

So many streets have one side where houses are built on a hill and have tons of steps/no back yard. Where the other side of the street can be completely flat and have a flat backyard. Right beside each other, but will have vastly different ARVs. 

Not only that but because of the hills you can have two completely different neighborhoods within a quarter mile of each other. You wouldn't be able to tell by looking at it on a map, but you can go from a D area to an A area if you just simply go up or down a steep hill in the city. 

Rivers/Railroad Tracks/Highways

Same thing here you can have comps within a quarter mile of each other, but if you have one of these barriers separating the two houses you may get completely different ARVs. There are lots of neighborhoods that run into this situation. Same neighborhood designation, completely different ARVs.

Many Different Pockets Within Same Neighborhood

We have so many unique architectures and different ages of homes built in the same neighborhoods here as well. One neighborhood can have 3-5+ different pockets or sections with some being way more desirable than others. Easy to get ARV's wrong if you don't know which sections are better or worse than others. It's also not uncommon to see 1-3 streets with super nice brick homes, then go a couple streets over and have crappy stick built homes right next to it. Still considered that same neighborhood though.

All in all just have to be really careful with your criteria when you use comps and know the better or worse sections. If you are new to the area buying in the suburbs will make it a little easier on you. Not quite as much craziness going on there. More similar homes and geographic barriers within each school district compared to the city or the older towns along the rivers here.